1917 Northview Blvd · Kokomo, IN 46901

$149,900

3 bd · 1.5 ba · 1,400 sqft · SingleFamily public records · 11 Days on market

Built 1963 9,583 sqft lot Est $151k · at est.

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.7/30.0
• ARV discount +7.9/15.0
• DSCR +4.9/10.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look at this 3 bedroom, 1.5 bath single level home with 1400sf of living space. Upon entering the front door, you'll find the living room which leads to the applianced kitchen & dining areas. A separate, large family room just off of the kitchen offers an additional space for gathering or relaxing. Each of the three bedrooms contains generously sized closets. Walking out back, you'll discover a fully fenced backyard along with a two-car detached garage. Roof 10 years old, furnace & air (2013) and newer water heater.

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 1963

Property features AI

Finance

• HOA & community: Neighborhood sidewalks

Exterior

• Parking: Detached concrete garage with 2 parking spaces
• Utilities: Public water; Public sewer; Roof and water heater noted as energy-efficient features
• Home design: Single-family residence, site-built; One story
• Construction: Aluminum siding; Slab foundation
• Exterior features: Patio; Chain link fencing; Level, landscaped lot

Interior

• Kitchen: Refrigerator; Gas cooktop; Oven
• Bedrooms: Total rooms: 6
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; One half bathroom; Two main-level bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air; Ceiling fan(s)
• Interior features: Breakfast bar; Ceiling fan(s); Eat-in kitchen; Laminate countertops; Window treatments; One fireplace
• Laundry & utility: Washer hookup on main level; Electric dryer hookup; Washer and dryer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $67 ($803/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (15.4% below list).
• Recommended offer: $127k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.2% in Kokomo — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#227 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime D, amenities F, commute F.
• Kokomo School Corporation (urban): math 22% / reading 30% proficiency, ranked #264 of 301 in IN (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sycamore Elementary School (math 32% / reading 27%, grade F, #697 of 994 statewide, top 73%, 401 students, 75% FRL); Maple Crest Middle School (math 10% / reading 16%, grade F, #304 of 330 statewide, top 94%, 372 students, 77% FRL); Kokomo High School (math 19% / reading 48%, grade F, #289 of 369 statewide, top 78%, 1,519 students, 58% FRL).
• Market conditions: Rents soft (-1.5%/yr); 242 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 194 units permitted in Howard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Howard County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $110k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $126,781 (15.4% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.85% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.91%
• DSCR: 1.09
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $151,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1917 Northview Blvd	0.00mi	3/1.5	1,400 (0%)	1mo	$134,000	$96	100
2300 N Ohio St	0.41mi	3/2.0	1,400 (0%)	10mo	$180,000	$129	71
915 E Morgan St	0.53mi	3/2.0	1,520 (+9%)	2mo	$164,900	$108	58
2194 N 100 E	0.34mi	3/2.5	1,444 (+3%)	22mo	$275,000	$190	56
918 E Morgan St	0.52mi	4/2.0 (+1)	1,484 (+6%)	11mo	$145,000	$98	50
1004 E Gano St	0.56mi	3/1.0	1,248 (-11%)	9mo	$156,000	$125	46
1100 Danbury Dr	0.73mi	3/1.0	1,450 (+4%)	16mo	$140,000	$97	45
1134 E Elm St	0.69mi	2/1.5 (-1)	1,284 (-8%)	8mo	$75,000	$58	43
1426 N Locke St	0.64mi	3/2.0	1,520 (+9%)	17mo	$190,000	$125	40
1826 N Jay St	0.61mi	3/1.0	1,260 (-10%)	19mo	$130,000	$103	37
2017 N Jay St	0.63mi	4/1.0 (+1)	1,218 (-13%)	10mo	$134,900	$111	34
1023 E Dixon St	0.64mi	3/1.0	1,206 (-14%)	21mo	$108,500	$90	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.43×
• Total profit: $-23,787
• Equity at exit: $22,351

10-year hold

• IRR: -14.0%
• Equity multiple: 0.29×
• Total profit: $-29,758
• Equity at exit: $12,961

Cash invested: $41,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Indiana: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

10-day pay-or-quit; landlord-favorable; preempted.

Methodology + full state rankings →

ZIP-level market 46901

• Home prices YoY: -24.4%
• Rents YoY: -1.5%
• Active inventory: 242
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,268 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$86 /mo · $1,033/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $67

Break-even live

Break-even rent $1,183

Max offer price $149,900

Occupancy floor 90%

Sensitivity live

Price	-10% $152	-5% $109	+0% $67	+5% $24	+10% $-18
Rent	-10% $-33	-5% $17	+0% $67	+5% $117	+10% $167
Rate	-1.0pp $142	-0.5pp $105	base $67	+0.5pp $28	+1.0pp $-11

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2864 Amberwood Pl Kokomo, IN	1.0–2.0	1.0	836	$1,069	$1.28	44d	4	1.48mi

Listing history 4 events

1. 2026-05-18
   status Pending
2. 2026-05-06
   listed $149,900 Active
3. 2021-07-30
   soldstatus $110,000 540-char remark

   Show marketing remark (540 chars)

   Take a look at this 3 bedroom, 1.5 bath single level home with 1400sf of living space. Upon entering the front door, you'll find the living room which leads to the applianced kitchen & dining areas. A separate, large family room just off of the kitchen offers an additional space for gathering or relaxing. Each of the three bedrooms contains generously sized closets. Walking out back, you'll discover a fully fenced backyard along with a two-car detached garage. Roof 10 years old, furnace & air (2013) and newer water heater.

4. 2021-06-24
   listed $107,500 540-char remark

   Show marketing remark (540 chars)

   Take a look at this 3 bedroom, 1.5 bath single level home with 1400sf of living space. Upon entering the front door, you'll find the living room which leads to the applianced kitchen & dining areas. A separate, large family room just off of the kitchen offers an additional space for gathering or relaxing. Each of the three bedrooms contains generously sized closets. Walking out back, you'll discover a fully fenced backyard along with a two-car detached garage. Roof 10 years old, furnace & air (2013) and newer water heater.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IN · Partial reset (capped growth)

• Current annual tax: $1,033 · $86/mo
• Projected year-2 tax: $1,154 · $96/mo
• Expected delta: +$120/yr (+$10/mo · 11.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,214
• − Mortgage interest: −$8,397
• − Property taxes: −$1,033
• − Insurance: −$750
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$4,361
• Taxable loss: −$1,761
• Est. tax savings @ 24.0%: +$423
• After-tax cash flow: $1,226/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Kokomo School Corporation
• NCES district ID: 1805370
• Math proficiency: 22% ▼ -8.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $35,804
• Composite: 21.5/100
• National rank: #8325
• State rank: #264 of 301 in IN

Livability — Kokomo

• Score: 68/100
• State rank: #227
• US rank: #9912

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment D- Housing A+ Health & safety A User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kokomo, IN
• County: Howard County · 75,099 people
• City population: 75,099
• Metro: Kokomo, IN
• Population (ZIP): 38,082
• Household income: $60,495
• Rent vs Own: 30.0% rent · 70.0% own
• Severe rent burden: 1116.0

Population outlook (Howard County) Hauer SSP2

• Today (2025): 81,522 people
• By 2030: 80,104 · -1.7%
• By 2040: 76,708 · -5.9%
• By 2050: 72,880 · -10.6%
• By 2075: 64,016 · -21.5%
• By 2100: 51,705 · -36.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 9% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Italian 2% Romanian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Howard

• 2024 margin: Solid R (+35.3) · D 31.4% · R 66.7% · Other 1.8%
• 2008→2024 swing: -29.1pp toward R · 2008: -6.2pp · 2024: -35.3pp
• All cycles: 2024: R+35.3 2020: R+32.4 2016: R+33.9 2012: R+14.3 2008: R+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.40%
• Current HPI: 242.2565
• Rent YoY: ▼ -1.47%
• Metro: Kokomo, IN
• State GDP YoY: ▲ 2.90%
• F500 in state: 18

Industry mix (Fortune 500 HQ in IN)

Industry	F500 HQs	Revenue
▸Industrial Machinery	2	$37B
▸Healthcare	1	$177B
▸Pharmaceuticals	1	$45B
▸Metals / Steel	1	$18B
▸Agriculture	1	$17B
▸Packaging	1	$12B

Price history

+39.4% since first listed

4 events — show timeline

• 2026-05-18 Pending — IRMLS
• 2026-05-06 Listed $149,900 IRMLS
• 2021-07-30 Sold (MLS) $110,000 IRMLS
• 2021-06-24 Listed $107,500 IRMLS

Property tax history

+11.5%/yr

Latest (2024): $1,033 · +11.3% YoY. Source: county tax records.